Deal or financing first?

[Travis Bernard]

Hey guys!

I am in Charlotte, NC and I really want to get my first deal under my belt. Right now I am thinking a fix and flip is what I would like to pursue in order to build some capital. I have around 10k for a down payment and could access some cash from 401K loans for rehab costs. Assuming I would have to put down 20%, that would put me buying at a max of 50k. I was not in the military, so VA loans are out. I also own my own home, but don't really have enough equity in it yet to get a HELOC.

Should I now go talk to banks about a conventional loan for "livable" houses or a HML for "non-liveable" houses to get pre-qualified (from what I have been reading, banks will not lend on houses that are not in decent condition) or should I try to get a deal under contract and then seek financing?

Will the caveat of having to obtain financing exclude me from most wholesalers that are seeking cash buyers? 

Is most of my logic correct? Thanks for your help!